As a novice what is the most important piece of guidance you can give me regarding purchase conveyancing in Mere?
You may not hear this from too many lawyers but conveyancing in Mere and elsewhere in Wiltshire is an adversarial experience. In other words, when it comes to conveyancing there exists lots of opportunity for conflict between you and other parties involved in the legal transfer of property. For example, the seller, selling agent and even potentially a mortgage company. Selecting a lawyer for your conveyancing in Mere is a critical decision as your conveyancer is your adviser, and is the SOLE person in the legal process whose role it is to act in your legal interests and to protect you.
Sometimes a potential adversary will attempt to persuade you that it is in your interests to do things their way. For instance, the property agent may claim to be assisting by suggesting your lawyer is wrong. Or your financial adviser may tell you to do something that is against your conveyancers guidance. You should always trust your lawyer above all other parties in the conveyancing process.
The deeds to our home are lost. The conveyancers who handled the conveyancing in Mere 10 years ago no longer exist. What are my options?
These day there are duplicates made of almost everything, and your solicitor should be aware precisely where to look for all the relevant documentation so you can purchase or dispose of your house without any difficulty. If duplicates are not available, your solicitor may be able to arrange cover in the form of insurance or indemnities against possible claims on your property.
I've recently found out that there is a flying freehold issue on a property I have offered on two weeks back in what was supposed to be a straight forward, no chain conveyancing. Mere is where the house is located. Can you offer any guidance?
Flying freeholds in Mere are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Mere you would need to get your solicitor to go through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Mere may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
I'm converting the mortgage on my existing home to a BTL mortgage with Birmingham Midshires and I will use the ballance of the raised equity as a deposit on a second property. The location we are talking about is Mere. Will your lawyers be able to act for both sets of banks and link together the conveyances?
Do use our comparison tool on this site to be sure that the lawyers are on the appropriate lender panels. On the basis that they are your lawyer will be able to connect the two transactions but you should talk with you lawyer and make clear your desired outcome and needs.
Can you offer any advice when it comes to finding a Mere conveyancing practice to deal with our lease extension?
If you are instructing a conveyancer for your lease extension (regardless if they are a Mere conveyancing practice) it is essential that he or she should be familiar with the legislation and specialises in this area of conveyancing. We suggest that you talk with two or three firms including non Mere conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then so much the better. The following questions could be useful:
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What volume of lease extensions have they carried out in Mere in the last year?
I bought a basement flat in Mere, conveyancing formalities finalised half a dozen years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Comparable properties in Mere with over 90 years remaining are worth £181,000. The ground rent is £55 invoiced every year. The lease expires on 21st October 2077
With 51 years remaining on your lease the likely cost is going to be between £30,400 and £35,200 as well as professional fees.
The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more comprehensive investigations. Do not use this information in tribunal or court proceedings. There are no doubt other concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information without first getting professional advice.
I am in the process of buying my 1st house in Mere. Conveyancing solicitor already appointed. The mortgage adviser advised that a survey is not necessary as the house is only fifteen years old.
You would be well advised to undertake a Home Buyer's Report. Given the residence is over ten years old the property will not come with a warranty, so you would be well advised not to take a risk. For a property that age with no signs of problems a Home Buyer's report may suffice. The report should highlight any apparent problems and suggest further investigation where relevant. Where there are any indications of material issues seek a comprehensive structural survey.